50 Harwood Hill Road Extension, Bennington. 

Formerly listed at $299,900, just reduced to $195,000. Approximately 12000 sf of outstanding commercial property (7000 on ground floor, 5000 on lower level). Located at the busy intersection of Northside Drive and North Bennington Road. Great possible franchise location, retail, medical, dental or office space.

 1487 Harwood Hill Road, Bennington.  Now $265,000.

Presently a miniature golf course and go cart track, this property is ideally located at a key junction of the Route 7 Ramp and Route 7A. Approximately 7000 vehicles per day pass the entrance to this property. Although it is zoned Rural Residential there is a commercial overlay allowing a number of roadside businesses.  

 Click here to learn more about this great opportunity!  Listing Agent:  Ted Bird.

149 P & M Road, Arlington

$265,000

Meticulous and warm are two words to describe this turnkey property on just under 2 very private acres. This tastefully appointed 3 bedroom, 2 full bath ranch style home offers a comfortable open floor plan, with many fine features.

First, here are questions you should ask about the real estate agency:

1)  Where does your company rank in production with other Realtor® firms in your marketing area?  For us, our marketing area includes the towns of Arlington, Shaftsbury, North Bennington, Old Bennington, Bennington, Pownal and Woodford.

2) How does your company handle coverage on weekends and Holidays?

3) How much support staff does your company have, including receptionist, floor time Agent and managers?

4) What is your marketing plan in general and specifically for my home?  Does your company conduct weekend Open Houses, and if so, why are they beneficial or not?

5) What percentage of the sales price is offered by your company for co-brokerage for a customer and buyer brokerage?

6) Do you have a list of print media as well as internet marketing sites that you routinely use and do you have examples for sellers to see?

7) Do you have a website and do you keep it fresh?

8) What are your business hours and how do  you cover the phone lines and the office?

9) What kind of ongoing training do your agents consistently receive?

Now, here are some questions for the Sales Agent:

1) How long have you been in the business?

2) How many homes have you sold in my price range?

3) Do you have letters of recommendation from past clients?

4) What is your policy on staying in touch? What can I count on?

5) When my property is shown will you get back to me as soon as possible but at least within 24 hours with feedback?

6) Will you give me all the information that I need such as checking current pending sales and closed sales as well as increases and decreases in inventory so that I can make an educated decision about my list price?

7) Will you optimize my marketability by helping me stage the home for showing and continue this action via feedback from all showings?

8)   Will I know when my property has been advertised?

Here is an interesting point – it is a well known fact that sometimes agents with no experience excel in their first three years in the business. Why? Because they believe and do all of the necessary steps to find you a buyer and they are assertive and not yet “burned out” or overbooked.  It is not uncommon for a top producer to have an assistant as his or her business grows beyond one person’s capability to be efficient.  Top producers can falter if they don’t have someone to help them with the paperwork…don’t be mislead by the “top producer” who can’t delegate and gets further and further behind.

At Hoisington Realty there are two part-time employees who aid and assist agents in staying in touch with existing clients and setting up appointments. 

As always, personal referrals and the reputation of the company and agent are primary but a little more digging at an interview may save you from an unhappy real estate experience.

Granted, we are not out of the woods by any means but it was reaffirming to see this type of activity at the end of the season.  So…why did the homes that sold rise to the top of a very competitive field of homes and what made the buyers choose these properties in particular.  It begs the question: Is there a formula that some sellers, with the aid of their Realtor, have figured out or is it just the luck of the game?  I’m a firm believer that luck is usually a combination of timing and hard work…you have probably heard the saying “The harder I work, the luckier I get!”  This applies to home sales too.

So let’s look at the group that went under contract.  Here are some interesting facts:  Eight of the nine properties were homes; one was a parcel of land.  All of the residential properties were well priced within their price range and as a group, the final sales prices fell within ten percent of their final list price; the land was within twenty percent of its final list price.  Five of the nine properties fell within the most popular price range within our area and all of the sellers of these properties had recognized market conditions and moved off their first list prices to be as competitive as possible.  Five of the properties sold to people already living in the area and four of those were first time home buyers; three of the purchasers were relocating to Bennington for employment.  One of the residential properties was being purchased as an investment.

The average days on the market varied with the most expensive home being on the market for the longest time and the quickest sale was made to a first time homebuyer; it was a property that was priced competitively within the most active price range.  Yes, just like the lottery, you can wait to sell by pure luck or you can objectively look at the marketplace and create a plan for success.  That is what we at Hoisington Realty are dedicated to - kudos to our staff that made these sales happen this week!

With all properties, a Realtor looks at comparable home sales to begin the assessment of value.  Primary in this search is to find sold homes that are as similar to the subject as possible in terms of style, location, condition, square footage and amenities (fireplaces, decks, etc.).  When these similarities can’t be found, adjustments must be made to bring the properties into comparability.  That is the beginning, not the end, of the analysis and here is where Realtors differ from appraisers.  As Realtors, we are concerned with placing your property within a price range that will make you competitive or highly competitive to be sold; we research the active comparables that you will be competing against as well as pending sales that are comparable with your property.

This is an individual discussion with a seller.  Some sellers need to sell immediately and want to be the best buy in their price range and other sellers want to wait and see what happens if they start at the top of their price range, choosing to make price reductions later if the property doesn’t sell.  This can be a dangerous game as the listing gets older as time goes on and there is always a supply of new “fresh” listings coming on the market.  It is surprising, though, how many sellers who are not pressured to sell choose this route over the highly competitive route which has a mucher quicker success rate.  Within a certain price range there can be a 10% varation so most Realtors will accept listings within that assessment. 

There is a clear and absolute definition of Fair Market Value and that is this:  “the price a willing buyer and a willing seller agree upon, neither party being under duress”.  That is the final sales price at closing, not the original list price.  Yes, in rare cases that price is the same but when that happens it is because the seller priced to be the best property in his or her price range and had perfect maintenance, to boot!  All markets revolve around the concept of supply and demand and even within the time your home is on the market that situation can change on a daily, weekly or even monthly basis.  It is also true that a good Realtor will have all the facts that you need to stay on top of this.  Every price range has different supply and demand and it is critical to understand that piece of the equation. 

If you are considering the sale of your home, land or commercial property, give a Hoisington Realty agent a call.  We can help you assess the market and how your property will compete with other properties.  We know our stuff!

First and foremost, put yourself in a buyer’s position and be critical of how your home looks.  In reviewing home presentation with my sellers, my favorite action points are: curb appeal, fresh interior, no clutter, strategic pricing and a friendly, positive attitude about showing of their home at all times.

Here is a list of negative or passive things that weaken your position; remember, you are competing to be best of kind, every time your home is shown:  no showings on certain days, dogs that need securing, maintenance issues, odors such as smoke or dampness, less than perfect bathrooms and kitchens, cluttered attics, basements, closets and garages, soiled or worn carpets, personal hobbies and photos extensively displayed that distract from the home…I think you get the picture!  Again, back to the buyer who has the opportunity in this market to judge your home against many others – that buyer will be attracted to clean, fresh and simple presentations that allow them to envision their own lifestyle in their next home, not yours.  Don’t forget that your mission is to attract the buyer and receive an offer.  Once you have the offer you gain a measure of control because the ball is now in your court.  Without an offer you are just one of many home sellers sitting and waiting.  Don’t forget that there is no absolute best price for your home.  The market is a fluid entity and can best be determined within a price range, not one intractable price.  Many times it is the negotiation of favorable terms that makes a deal a win-win for both parties, not just the price

First, the old axiom in sales is that 80% of the business is done by 20% of the people.  This is absolutely true.  So… think of it this way.  If you want to excel at this job you will only be competing with 20% of the agents out there in your market.  Just yesterday, my Sales Manager, Kelley McCarthy, brought me statistics gathered from our Multiple Listing Service that showed our company as number one in both number of units sold and dollar volume of gross business for the entire County.  We are so busy with our work (and it has been a dfficult few years) that we hadn’t taken the time recently to see where we stood with our peers.  Needless to say, we were all humbly grateful to know we had the number one ranking throughout Bennington County.

There is an old saying that states “the harder you work, the luckier you get” and we can testify to that.  So here’s the deal.  If you want to control your destiny and have the energy to work hard, the ability to problem solve, if you truly like people and can communicate with them, I would like you to call my office and make an appointment to talk about a career in real estate.  If you meet with me I will show you the exact statistics that I am speaking about.  Real estate changed my life when I was at a very vulnerable point as a young, single mother without a college degree.  Don’t overlook an opportunity to see if this is for you.  I won’t gloss over the facts of how hard you have to work but I can attest to how you can change your life and control not only your salary but your career.  Give it a chance – you’ll never look back!

Vicki Wilson

Kathleen Hoisington, President of Hoisington Realty, Inc. announces the promotion of two staff members, Vicki Wilson and Kelley McCarthy.  Vicki Wilson has been appointed Vice President of Operations and will continue in her post as Relocation Director.  Kelley McCarthy has accepted the post of Managing Sales Director and will continue her work as a listing and selling agent for the firm.

Vicki is a 1983 graduate of Florida Southern College in Lakeland, Florida with a Bachelor of Arts degree in Public Relations and Advertising.  Her resume includes 13 years as a paralegal and three years at an appraisal company before joining Hoisington Realty in 2002.

Kelley is a 1982 graduate of Regis College in Weston, Massachusetts with a Bachelor of Science degree in Mathematics.  She began her career with IBM in Albany, New York.  Kelley joined our firm in 2003.  She has been top producer several years and has received the annual Peer Award from fellow associates.  She is currently the Secretary for the Southern Vermont Board of Realtors and recently obtained her Vermont Real Estate Broker’s license.

Kelley McCarthy

Kathy Hoisington says that the Company has retained its number one position among competing firms in the Greater Bennington area since 1969 and is among the top Realtor firms in Bennington County.  These promotions convey Kathy’s commitment to rewarding loyal and productive members of the firm who have a progressive view of the future and will allow her to focus more on teaching, training and recruiting.

“Why a Realtor, when I can sell it myself and save the commission?” you may ask. “Right?”….WRONG!

The average buyer is far from naive.  Before you even start serious negotiations, he’ll expect you to deduct the Broker’s commission for HIS benefit.  Then you’re on your own in the critical areas of financing, mortgages, contracts and deeds, etc. Your home will be exposed to any and all unaccompanied strangers who knock on your door.

An agent from Hoisington Realty can help save you from these headaches and dangers.  He or she will protect your interest and assist in selling your Bennington area real estate at the best price.  To learn more about our agents, click here.

There is nothing worse than an “uninformed” buyer making a ridiculously low offer that will only cause the seller to become non-negotiable. On the other hand, a buyer who emotionally reacts too quickly will most likely suffer buyer remorse during the contract period. A seasoned professional, your Realtor, can aid you tremendously in avoiding these pitfalls and assist you in finding your home in southern Vermont.

Now, back to the question – how long should you look? If you are serious about buying this year give yourself a month but certainly not more than 3 months to educate yourself before settling on a property.  There are high inventories in many price ranges and this can be confusing.  You don’t have to look at all of them, personally.  Use virtual tours on http://www.realtor.com/ and individual Realtor websites to get an excellent idea of what meets your needs and desires. However, it is very important to broaden your search in three ways:

 1)  Look at properties listed for 10% above and below your exact price range as this is a moving target.

2)  Do not insist that all homes have to be Colonials or ranches or any one particular style. While you are looking, remember that you are becoming an informed buyer and it is wise to check a variety of properties to get a sense of value.  

3)   Last but not least, keep a list of interesting properties and what you personally think they are worth and check the  properties that sell and see how close you came to judging the selling price.

If you look too long, you may lose your first choice to another buyer and too much time searching for the “perfect home” can confuse you rather than help. NOW IS THE TIME TO START YOUR SEARCH….GREAT RATES, GREAT INVENTORY AND A FIRST TIME HOME BUYER’S CREDIT OF UP TO $8,000. Good luck and enjoy the process!!